HomeMy WebLinkAboutZ-5288 Staff AnalysisSeptember 11, 1990
Item No. B - Z-5288
Owner:
Applicant:
Location:
Request:
Purpose:
Size:
Existing Use:
Various owners
Jim H. Gray
Fair Park at I-630 and Maryland
Rezone from "R-6" to "C-3"
Commercial
1.5 acres
Single Family and Day Care Center
SURROUNDING LANDUSE AND ZONING:
....................................................................
North - Single Family and Interstate Right -of -Way,
zoned "R-2" and "R-6"
South - Vacant and Single Family, zoned "R-3", "R-6"
and "O-1"
East - Commercial, zoned PCD
West - Single Family, zoned "R-6"
STAFFANALYSIS:
......
The issue before the Commission is to rezone a total of
11 lots from "R-6" to "C-3" for some type of commercial
development. ("R-6" is the High-rise Apartment District and
has a maximum density of 72 units per acre.) The property
is situated at the southwest corner of the I-630/Fair Park
interchange and has frontage on two other streets, Taylor
Street and West 9th or Maryland. The site is an entire city
block with the exception of one lot (Lot 10). A majority of
lots are occupied by single family residences and, on the
northernmost lots (1, 2 and 12), there is a day care center.
Lots 1 and 2 have been reduced in size by the taking of
right-of-way for I-630.
The zoning in the neighborhood is very erratic and is made
up of 11R-31', "R-4119 "R-6119 910-1110 "0-3119 "C-3110 11I-2" and
PCD. An example of this irregular pattern can be found on
the block to the south that is currently zoned 11R-31', "C-3"
and 11I-211. Land use in the area reflects the zoning and
includes single family, multifamily, office, commercial and
industrial. Across Fair Park on the PCD site, there is a
major development with an eating establishment, motel and a
convenience store with gas pumps, the most recent addition
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September 11, 1990
Item No. B - Z-528§__LContinu.ed)
to the block. North of I-630 is the War Memorial/Little
Rock Zoo area which is a significant public use area.
Throughout the area there are vacant lots including the
110-1" parcel to the south.
In 1982, an attempt was made to rezone several of the lots
to 11C-3" for a convenience store. Two separate applications
were filed for the lots fronting Fair Park, the eastern one-
half of the block, but the requests were heard together by
the Planning Commission. There was strong neighborhood
opposition and both rezonings were denied by the Planning
Commission and the Board of Directors. (Based on
information from the two case files, it appears that the
proposal was to develop a convenience store on the six
lots.)
The location under consideration is part of the I-630
Planning District and is specifically addressed in the Oak
Forest Neighborhood Plan. The land use plan designates the
property in question for mixed use. A conceptual plan for
Fair Park between I-630 and West 12th shows the block as
part of a larger office and commercial.area with multifamily
uses to the south.
Staff has some concerns with the current request and cannot
support the 11C-3" reclassification as filed. By having to
exclude Lot 10 from the application, an undesirable zoning
pattern would be created if the balance of the block is
rezoned to 11C-311. Another potential problem is the
possibility of having a commercial use on each lot which
would lead to a fragmented land use pattern. Also, a "C-3"
rezoning for all lots could have an adverse impact on the
single family residences on the other blocks. The City must
also be sensitive to the zoo/park area and what kind of
development pattern is appropriate for one of the few
entrances into a unique public environment. Finally, the
issue of stripping out another arterial with 11C-3" zoning
should be part of the Commission's review of the request.
To ensure a quality development and to help minimize any
potential impacts from a commercial reclassification, staff
recommends that a PCD be utilized for the lots that front on
Fair Park, Lots 1 through 6. Restricting a commercial
reclassification to the eastern one-half of the block will
help avoid a questionable zoning configuration and also
maintain the one-half block depth for commercial properties
that exist on the west side of Fair Park. A PCD is needed
for this location because the process can limit the use, or
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September 11, 1990
Item No,.. B - Z-5288 (Continued).....,___,--,,—_.
uses, and require site plan review. This should help
protect the residential interests in the neighborhood and
the Fair Park corridor which functions as a primary entrance
into the War Memorial/Zoo complex.
ENGINEERING COMMENTS:
Fair Park Boulevard is a minor arterial which has a minimum
right-of-way standard of 90 feet. The exiting right-of-way
is deficient so additional dedication is required for a
total right-of-way of 45 feet from the center line.
STAFF RECOMMENDATION:
Staff recommends denial of 11C-3" and suggests that a PCD be
used for the six lots that front on Fair Park Boulevard for
a specific commercial development.
PLANNING COMMISSION ACTION: (February 13, 1990)
The applicant, Jim Gray, was present. There were three
objectors in attendance. Mr. Gray spoke briefly and said he
was representing the owners of eleven out of twelve lots.
He then requested a deferral to the March 27, 1990 hearing
to allow for additional time to try to secure the one
remaining lot.
John Kerr, 901 Fair Park Boulevard, spoke and said that he
did not object to the item being deferred. Another resident
addressed the Planning Commission and said she was concerned
with the use of the site. The same person also indicated
that she was not opposed to deferring the issue.
A motion was made to defer the item to the March 27, 1990
hearing. The motion was approved by a vote of 10 ayes,
0 nays and 1 absent.
PLANNING COMMISSION ACTION: (March 27, 1990)
The applicant was represented by Bill Hastings. There were
no objectors in attendance. Mr. Hastings addressed the
Commission and requested a 6 -month deferral. A motion was
made to defer the rezoning to the September 11, 1990
Hearing. The motion was approved by a vote of 10 ayes, 0
nays and 1 absent. (Mr. Hastings was instructed to renotify
the property owners by mail.)
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September 11, 1990
Item No. B - Z-5288 Continued
PLANNING CDMMiSSiON ACTION:
As requested, the Planning Commission
"C-3" rezoning without prejudice. Th
nays and 1 absent.
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(September 11, 1990)
voted to withdraw the
The vote was 10 ayes, 0